4.10 POPULATION AND HOUSING

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "4.10 POPULATION AND HOUSING"

Transcription

1 4.10 This chapter contains information on existing and projected population and housing in San Carlos, and analyzes how population and housing would be affected by the Draft 2030 General Plan and Climate Action Plan (CAP). A. Existing Conditions This section discusses the existing population, housing and employment in San Carlos as it provides context for the analysis of the Draft 2030 General Plan and CAP in this Draft EIR. 1. Population The City of San Carlos has grown at a constant rate since it became an incorporated city in From 1985 to 2000, the population increased by approximately 3 percent every five years. The California Department of Finance estimates that the population of San Carlos was 28,857 in The Association of Bay Area Governments (ABAG) projects the population to be 33,700 people by 2030 which is an increase of 4,843 people over the existing population. Population growth is expected to slow slightly between 2000 and 2010 with a projected growth of four percent. However, between 2010 and 2020 the growth is expected to increase by nine percent which would be the fastest rate compared to the previous two decades. San Carlos predicted growth rate according to ABAG is slightly higher than the countywide growth rate. San Carlos is one of the fastest growing incorporated cities in San Mateo County. Only the cities of Brisbane and East Palo Alto are projected to grow at a slightly faster rate from 2010 to 2020 and from 2020 to Working aged adults, between the ages of 18 and 64, represent the majority of San Carlos residents, according to the US Census. The percentage of adults 65 and older remained the same from 1990 to 2008, comprising 15 percent of the population. However, the number of school-aged children between 5 to

2 17 years grew between 1990 and School-aged children comprised 13 percent of the population in 1990 and 17 percent in The 2000 US Census showed that 85 percent of the population in San Carlos was white, 7.9 percent was Asian-American and the remaining 8 percent was Hispanic or other in By 2007, the total percentage of white people slightly decreased and the percentage of Asian-American people slightly increased Employment Employment and housing trends are interrelated. Growth or decline in the number of jobs available in San Carlos in the future could also affect the housing market. If employment opportunities increase, market conditions could become more favorable for building additional housing within the community to provide homes for these workers. If employment opportunities decline, the housing market could decline as well. However, while there is a link between the number of jobs available and the housing market within San Carlos, the city s position in the greater Bay Area and at the edge of the Silicon Valley makes the housing and employment fluctuations in surrounding cities important in assessing the future market in San Carlos. a. Employers Large employers play an important role in the local economy and job market as they provide steady employment for large numbers of workers in the community. In 2008 the largest private employer in San Carlos was Nektar Therapeutics, a biopharmaceutical company with over 400 employees. The largest public employer was SamTrans, which also employed over 400 people. Other significant private employers in San Carlos include Allied Waste, L3 Communications and Kelly-Moore Paints. In the fluctuating global economic conditions, employment trends may continue to fluctuate over the life of the Draft 2030 General Plan. 1 US Census Bureau Fact Finder, American Community Survey 3- Year Estimate for San Carlos, California, accessed on May 20,

3 The types of employers and economic sectors within San Carlos also have an effect on the housing market within the community. As of 2008, approximately 29 percent of San Carlos residents have management/business occupations, 27 percent have professional occupations and 26 percent have jobs related to sales and office. The occupations of most San Carlos residents, or those in sales, finance, business and professional occupations, earn well above the average salary, $59,185, of the San Francisco, San Mateo, Redwood City Metropolitan Statistical Area. 2 b. Employment Trends San Carlos is likely to experience economic growth that would increase the number of jobs available in various sectors within the community. According to a City-commissioned 2006 real estate market study prepared by Economics Research Associates (ERA), San Carlos has potential to capture growth in hotel development, retail, office space and high-technology companies. San Carlos is well positioned to capture some of the regional hotel demand and could likely support around 600 additional hotel rooms through ERA also anticipates that San Carlos can support additional retail development in the range of 480,000 to 500,000 square feet over the next 20 years. San Carlos also has potential to capture between 2 to 3 percent of the county s demand for new office space in the next ten years. ERA estimates that this is between 42,000 and 63,000 square feet of office space between now and 2015 and an additional 204,000 to 339,000 square feet between 2015 and Lastly, ERA estimates demand for three million square feet of Research and Development (R&D) space within San Mateo County over the next 20 years. San Carlos has potential to capture between 10 and 12 percent of the regional R&D development over this timeframe, which is between 377,000 and 455,000 square feet State Employment Development Department, Labor Market Statistics,

4 ABAG projects that job growth in San Carlos and San Mateo County will increase at a steady pace from 2005 to The period between 2025 and 2030 is anticipated to experience the highest growth in jobs, a 10 percent increase when compared to the previous period. According to ABAG projects, the total job growth rate between 2005 and 2030 will be 31 percent in San Carlos and will increase by 33 percent in San Mateo County. c. Jobs and Housing Balance The availability of housing in a community affects the likelihood of people working and living in the same place. If there is sufficient housing supply, there is a higher chance that people will choose to live and work in the same city. Providing a good job to housing balance is important because it could potentially improve regional traffic and reduce pollution. ABAG projects San Carlos will have 1.4 jobs per home by 2010 which is considered a good ratio. By 2030, it is projected that there will be 1.7 jobs per home which suggests that the availability of jobs will be greater than homes. These trends are similar to the rest of San Mateo County. 3. Housing The current condition and future conditions of the housing stock in San Carlos play an important role in the discussion of population growth in the city. a. Types of Housing Stock While the predominant housing type in San Carlos is the single-family home, the Department of Finance projects that multi-family housing will increase over the life of the Draft 2030 General Plan. In 2008, 74 percent of all housing units in San Carlos were single family homes. Between 2000 and 2008, multi-family housing units increased by 7 percent compared to only 1 percent for single-family units. 3 The percentage of multi-family housing units is expected to increase due to increased infill development. 3 State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, , with 2000 Benchmark, May

5 The housing stock is of varying ages in San Carlos. According to the Census, approximately 56 percent of the city s current housing stock was built before Approximately 14 percent of the housing stock in San Carlos is less than 30 years old. Since the majority of the San Carlos housing stock is older than 30 years old, many of the homes may be in need of repair and maintenance. The housing vacancy rate is an indication of whether the housing supply is meeting demand in the community. A high vacancy rate can be a sign of an excess in housing supply while a very low vacancy rate can imply that there is not sufficient housing to meet demand. Low vacancy rates can also indicate rising housing prices due to an inadequate housing supply. According to the US Census, San Carlos had a vacancy rate of 2 percent in The vacancy rate decreased to 1.4 percent in San Carlos s vacancy rate indicates a tight housing market and limited supply to meet local housing demand. b. Tenure San Carlos has a high rate of home ownership. In 2000, approximately 73 percent of housing units in San Carlos were owner occupied. This figure increased slightly from 1990, when approximately 72 percent of housing units were owner-occupied. However, by 2008 the percentage of home owners decreased to 1990 levels. 4 c. Housing Costs and Affordability The cost of housing in San Carlos can have an effect on population growth trends and demographics as well. Home prices in San Carlos are among the most expensive in San Mateo County. The median home price in San Carlos was $900,000 in This figure is higher than the median home prices for 4 US Census Bureau Fact Finder, accessed on April 15, 2009.; Claritas, DQNews.com, Bay Area Home Sale Activity, Charts/ZIPSFC08.aspx, accessed on June 17,

6 the neighboring communities of Redwood City ($694,300) and Belmont ($868,300). Housing prices in San Carlos have increased by 40 percent from 1998 to In 2008 and 2009, the recent market downturn has caused home prices to decline in San Carlos. Prices have fallen approximately 11 percent from $895,500 in the first quarter of 2008 to $795,000 in the first quarter of The highest yearly increase in housing was in 2000 with a 26 percent increase from the previous year. 6 Typical costs for rental units in San Carlos are relatively similar to neighboring communities. Rents in San Carlos range from $1,025 for a one-bedroom unit to over $5,700 for a four-bedroom unit. These costs are equivalent to rentals in neighboring Redwood City, less expensive than Menlo Park and more expensive than in Belmont and San Mateo. 7 Households spending more than 30 percent of household income on housing costs are generally considered to be overpaying for housing. According to US Census data, approximately 31 percent of San Carlos households were overpaying for housing in The Census defines the income groups as follows: Extremely Low Income less than 30 percent of the Median Family Income Very Low Income 30 percent to 50 percent of the Median Family Income Low Income 50 percent to 80 percent of the Median Family Income Moderate Income and Above Moderate Income greater than 80 percent of the Median Family Income In general, households with lower incomes were more likely to overpay for housing. Overpaying for housing was most prevalent for extremely low-, very low- and low-income households, more than half of whom overpaid for 6 DataQuick,

7 housing in Approximately 70 percent of extremely low-income households, 67 percent of very low-income households and 51 percent of lowincome households overpaid for housing in Of the 8,316 moderateincome and above moderate-income households in San Carlos, 1,647 households (20 percent) overpaid for housing. 8 d. Future Housing Needs State law requires the General Plan Housing Element to demonstrate that the city can accommodate its projected housing need for the planning period. ABAG generates a Regional Housing Needs Allocation (RHNA) figure for San Carlos which is the minimum number of housing units necessary to accommodate population growth for all income levels in city. The RHNA figure for San Carlos in this time period indicates that San Carlos must be able to accommodate a total of 599 new dwelling units by As described in the Draft 2030 General Plan Housing Element, 495 units have already been constructed, approved, or proposed within this planning period. 10 The City could accommodate the remaining 104 units through new single-family homes and new second units as allowed by the Draft 2030 General Plan. B. Standards of Significance A population and housing impact would occur if the 2030 General Plan would: a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure). 7 Craigslist.com, US Census Bureau Fact Finder, 9 Association of Bay Area Governments, San Francisco Bay Area Housing Needs Plan , City of San Carlos, 2030 General Plan, Housing Element, 2009, page

8 b. Displace substantial numbers of existing housing units, necessitating the construction of replacement housing elsewhere. c. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere. C. Impact Discussion This section discusses the potential impacts from the implementation of the Draft 2030 General Plan and CAP on population and housing in the city. It discusses project impacts as well as cumulative impacts. 1. Draft 2030 General Plan Project Impacts This section is organized by and responds to each of the potential impacts identified in the previous section, Standards of Significance. a. Population Growth Implementation of the Draft 2030 General Plan would allow an approximate additional 1,400 homes and 3,400 people in San Carlos, as shown in Table This increase is in addition to the estimated existing 28,900 people, 11 for a total population of 32,300. This increase in population would be a 12 percent increase over the existing population, which is not a substantial increase in the context of the Bay Area. Furthermore, ABAG projects San Carlos population to grow by 17 percent to 33,700 people by 2030, and San Mateo County s population to grow by 19 percent from 721,900 to 861,600 people by San Carlos estimated 12 percent population increase under the Draft 2030 General Plan would be well under the ABAG projected population increase of 17 percent for the city and 19 percent for the County. The Draft 2030 General Plan would allow a small amount of additional housing to be built in already developed areas. These areas include the El Camino 11 State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, , with 2000 Benchmark, May

9 Real corridor and the downtown area along San Carlos Avenue. In these two areas, as properties are renovated and potentially redeveloped over the life of the Draft 2030 General Plan, they could be built at higher residential densities with increased numbers of housing units. In addition, vacant properties in the western portion of the city could be developed with housing, adding a small amount of housing stock to the city as well. These small additions in housing stock would together account for the additional 1,436 units as indicated in Table The methodology used to determine the Draft 2030 General Plan buildout as shown in this table is described in the Project Description under Section G, Buildout Methodology. However, this small increase in housing stock would not create a substantial increase in population in the city. The projected increase in jobs, as shown in Table , could increase the demand for housing and could be a factor in creating population increase in the city as well. With the addition of about 9,165 jobs in the city, more workers may need places to live within San Carlos. However, the addition of approximately 9,165 jobs is not a substantial increase as compared to regional growth projections. ABAG estimates that in 2005 there were 15,560 jobs, and that in 2030 there will be 23,120 jobs in San Carlos. 12 This projection indicates an estimated additional 7,600 jobs or a 49 percent increase by As the Draft 2030 General Plan would allow an estimated 9,165 jobs, or a 59 percent increase, it is similar to ABAG s projected increase. The Draft 2030 General Plan would not include any infrastructure improvements that could indirectly cause growth within the city. The City s Traffic Impacts and Mitigation Strategies Study identified future roadway and intersection improvements in However, these improvements were identified to improve existing conditions, and are not based on the Draft 2030 General Plan. 12 Association of Bay Area Governments, Projections 2007,

10 TABLE DRAFT 2030 GENERAL PLAN BUILDOUT Residential Commercial Office Industrial Additional 1,436 Units Additional 3,446 People Source: DC&E, Additional 724,030 Square Feet Additional 1,795 Jobs Additional 572,006 Square Feet Additional 1,995 Jobs Additional 2,141,177 Square Feet Additional 5,375 Jobs The Circulation and Scenic Highways Element does identify roadway improvements for the Brittan Avenue/Industrial Road intersection, Holly Street/Industrial Road intersection, and Holly Street/U.S. 101 interchange to improve the level of service for these locations. These improvements include widening on-ramps onto U.S. 101, installing a traffic signal at the Holly Street/U.S. 101 interchange, widening Holly Street and adding a dedicated left-turn lane to Brittan Avenue. As noted above, the increased housing, employment and population anticipated under implementation of the Draft 2030 General Plan would be similar to the ABAG projected growth rates and would not be a substantial increase. Therefore, the Draft 2030 General Plan would have a less-than-significant impact on population growth. b. Displace Existing Housing Units The Draft 2030 General Plan would not result in the displacement of substantial amounts of housing or population. No substantial redevelopment projects are envisioned, and all new development would be infill development. There are no residential areas which would be re-designated for other uses. Some parcels along San Carlos Avenue and East San Carlos Avenue that are designated for residential uses in the existing General Plan would be redesignated for mixed-use housing and commercial development. The Draft 2030 General Plan would encourage residential development in these areas in combination with commercial development. Any redevelopment in these areas would be at an increased residential density, would increase the amount

11 of housing available in the city, and would not require replacement housing for any existing housing units that might be lost in the redevelopment process. In addition, the Draft 2030 General Plan strongly emphasizes the preservation of the quality and integrity of the city's neighborhoods. Through goals and policies the Draft 2030 General Plan would support existing housing and neighborhood preservation as indicated in Goal LU-9 and Policies LU-9.1 through LU-9.20 of the Land Use Element, which protect the character of all residential neighborhoods. In consideration of all of the above aspects, the impacts of the Draft 2030 General Plan on displacing housing units would be less than significant. c. Displace People As discussed in response b), implementation of the Draft 2030 General Plan is not expected to result in the displacement of a substantial number of housing units. Furthermore, implementation of the Draft 2030 General Plan would result in increased jobs in the community. The increased employment and housing opportunities in the community would support the existing population and would not cause the displacement of people. As a result, the Draft 2030 General Plan is not expected to displace substantial numbers of people who either live, work or both live and work within the city. Therefore, implementation of the Draft 2030 General Plan would have a less-than-significant impact regarding the displacement of people. 2. Climate Action Plan Project Impacts The CAP would not induce substantial population growth nor displace substantial numbers of housing units or people. Therefore, implementation of the CAP would have no impact to population and housing in San Carlos. 3. Cumulative Impacts As described above, the Draft 2030 General Plan would not have significant impacts on population growth or the displacement of either housing or peo

12 ple. The surrounding communities in San Mateo County are expected to accommodate similar or greater amounts of growth over the period of the Draft 2030 General Plan, and the region will have increased employment opportunities and population. However, as the Draft 2030 General Plan would not induce substantial growth, the cumulative effect on population and housing in the region would be less than significant. The CAP would have no cumulative impact on housing and population. D. Impacts and Mitigation Measures Since the Draft 2030 General Plan and CAP would not induce any significant impacts, no mitigation measures are necessary

7.0 GOALS, OBJECTIVES & POLICIES

7.0 GOALS, OBJECTIVES & POLICIES 7.0 GOALS, OBJECTIVES & POLICIES The following Goals, Objectives and Policies specific to Housing are organized into broad categories including: 7.1: Housing Availability 7.2: Protection of Existing Neighborhoods

More information

HOUSING SUBJECT: AFFORDABLE HOUSING 23. HOUSING

HOUSING SUBJECT: AFFORDABLE HOUSING 23. HOUSING BENCHMARK 23. HOUSING AFFORDABILITY WILL INCREASE. SUBJECT: AFFORDABLE HOUSING INDICATOR Indicators include: Affordability index First time home buyer affordability index Housing costs as a percentage

More information

CHAPTER 2 - Population and Economy

CHAPTER 2 - Population and Economy CHAPTER 2 - Population and Economy Siler City is located in Western Chatham County West of Raleigh and the Triangle and South of Greensboro at the junction of US Highway 64 and US Highway 421. It was incorporated

More information

Analysis of the Orange County, California Housing Market

Analysis of the Orange County, California Housing Market COMPREHENSIVE MARKET ANALYSIS REPORTS Policy Development & Research Analysis of the Orange County, California Housing Market As of January 1, 2004 ECONOMIC RESEARCH U.S. Department of Housing and Urban

More information

NOTICE OF PREPARATION

NOTICE OF PREPARATION PLANNING DIVISION CITY OF SUNNYVALE P.O. BOX 3707 SUNNYVALE, CA 94088-3707 NOTICE OF PREPARATION TO: Responsible, Trustee, and Other Interested Public Agencies FROM: Sunnyvale Community Development 456

More information

City of Palo Alto Housing Questionnaire

City of Palo Alto Housing Questionnaire City of Palo Alto Housing Questionnaire Section A: Questionnaire Introduction The City of Palo Alto is updating its Housing Element and wants to hear from you! The City is in the process of updating the

More information

Golden Gate Baptist Theological Seminary

Golden Gate Baptist Theological Seminary Golden Gate Baptist Theological Seminary Economic Impact Report Marin Economic Forum Original - August 4, 2010 Final Draft Updated March 25, 2011 Page 1 Table of Contents Section Page Executive Summary

More information

Appendix A Employment Generation Report

Appendix A Employment Generation Report Appendix A Employment Generation Report I. INTRODUCTION The purpose of this report is to present preliminary information regarding the potential new employment that could be generated from proposed redevelopment

More information

New Mexico. Comparison Profile prepared by the New Mexico Economic Development Department State Data Center. Page 1 of 5

New Mexico. Comparison Profile prepared by the New Mexico Economic Development Department State Data Center. Page 1 of 5 DEMOGRAPHICS Population estimates, July 1, 2014 2,085,572 Population, percent change - April 1, 2010 to July 1, 2014 1.4% Population estimates, July 1, 2013 2,085,287 Population, percent change - April

More information

Market Rate Rental Housing

Market Rate Rental Housing Market Rate Rental Housing For many households, rental housing is a preference; for others, it is a financial necessity. In 1996, households in the lowest 20 percent of County incomes, those with incomes

More information

Comparison Profile prepared by the New Mexico Economic Development Department State Data Center. Page 1 of 5

Comparison Profile prepared by the New Mexico Economic Development Department State Data Center. Page 1 of 5 Comparing New Mexico to Colorado DEMOGRAPHICS Colorado New Mexico Population estimates, July 1, 2014 5,355,866 2,085,572 Population, percent change - April 1, 2010 to July 1, 2014 1.4% 1.4% Population

More information

WHEREAS, Santa Monica is a coastal city in a prime location, being bordered by the City of Los Angeles to the north, east and south; and

WHEREAS, Santa Monica is a coastal city in a prime location, being bordered by the City of Los Angeles to the north, east and south; and City Council Meeting / /2013 ORDINANCE NUMBER (CCS) (City Council Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE SECTIONS 9.56.020, 9.56.030,

More information

SECTION ONE CHAPTER 2: A LAND USE PROFILE OF MANCHESTER

SECTION ONE CHAPTER 2: A LAND USE PROFILE OF MANCHESTER SECTION ONE CHAPTER 2: A LAND USE PROFILE OF MANCHESTER Land use is the central element of a comprehensive plan because it establishes the overall physical configuration of the city, including the mix

More information

Market Summary. prepared by FXM Associates 6.1. North River Canal Corridor

Market Summary. prepared by FXM Associates 6.1. North River Canal Corridor Market Summary prepared by FXM Associates North River Canal Corridor 6.1 6.2 North River Canal Corridor Introduction In order to provide a context for planning within the North Canal Neighborhood Corridor,

More information

Housing the Region s Future Workforce

Housing the Region s Future Workforce Housing the Region s Future Workforce 2012-2032 by Lisa Sturtevant, PhD Jeannette Chapman George Mason University School of Public Policy Center for Regional Analysis Arlington, Virginia December 2013

More information

Titusville, Florida. Summary. Housing Market Area. Market Details. Economy. Rental Market. Sales Market

Titusville, Florida. Summary. Housing Market Area. Market Details. Economy. Rental Market. Sales Market C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S Palm Bay-Melbourne- Titusville, Florida U.S. Department of Housing and Urban Development Office of Policy Development and Research As

More information

ECONOMIC DEVELOPMENT. in this chapter. 8.1 Overview of Economic Conditions. 8.2 Priority Economic Development Needs

ECONOMIC DEVELOPMENT. in this chapter. 8.1 Overview of Economic Conditions. 8.2 Priority Economic Development Needs 8 ECONOMIC DEVELOPMENT in this chapter 8.1 Overview of Economic Conditions 8.2 Priority Economic Development Needs 8.3 Economic Development Goals and Policies chapter 8 economic development Creating new

More information

Downtown Miami Population

Downtown Miami Population Downtown Miami Population 2014 Demographics Report Applied Research & Analytics Department Miami DDA 200 S Biscayne Boulevard, Suite 2929, Miami, FL 33131 T: 305-579-6675 E: research@miamidda.com Downtown

More information

ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 6202 )

ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation (CCR Title 25 6202 ) page 1 of 9 (CCR Title 5 6 ) Reporting Period 7-1 Table A Annual Building Activity Report Summary - New Construction Very Low-, Low-, and Mixed- Multifamily Projects Housing Development Information Housing

More information

ASPEN HILL Minor Master Plan Amendment

ASPEN HILL Minor Master Plan Amendment ASPEN HILL Minor Master Plan Amendment Agenda Welcome and Introductions (6:30 PM) Staff Presentation (6:40-7:30 PM) Q&A (7:30-8:00 PM) Community Meeting #2 April 1, 2014 Aspen Hill Library Planning Process

More information

Tenure by Household Size - 2009

Tenure by Household Size - 2009 NEIGHBORHOOD APARTMENT MARKET ANALYSIS CITY OF CHICAGO Market Composition & Distribution The neighborhood apartment market consists of a range of properties developed from the early 1900s to more modern,

More information

Housing Affordability, Diversity, and Preferences in Marin County

Housing Affordability, Diversity, and Preferences in Marin County Housing Affordability, Diversity, and Preferences in Marin County John D. Landis Department of City & Regional Planning Center for Community Innovation University of California, Berkeley Agenda Meeting

More information

Multifamily Housing: Sustainable Development in Efficient, Walkable Communities

Multifamily Housing: Sustainable Development in Efficient, Walkable Communities Multifamily Housing: Sustainable Development in Efficient, Walkable Communities by the Greater Charlotte Apartment Association Multifamily rental housing is a critical piece of the housing market in the

More information

Economic Overview Monterey County, California. October 2, 2015

Economic Overview Monterey County, California. October 2, 2015 Economic Overview Monterey County, October 2, 2015 DEMOGRAPHIC PROFILE... 3 EMPLOYMENT TRENDS... 5 UNEMPLOYMENT RATE... 5 WAGE TRENDS... 6 COST OF LIVING INDEX... 6 INDUSTRY SNAPSHOT... 7 OCCUPATION SNAPSHOT...

More information

Paid Sick Leave Does Not Harm Business Growth or Job Growth John Petro, Urban Policy Analyst Drum Major Institute for Public Policy

Paid Sick Leave Does Not Harm Business Growth or Job Growth John Petro, Urban Policy Analyst Drum Major Institute for Public Policy Paid Sick Leave Does Not Harm Business Growth or Job Growth John Petro, Urban Policy Analyst Drum Major Institute for Public Policy Introduction and Context A bill in the New York City Council guaranteeing

More information

Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD

Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD Boundaries The Near West Side Comprehensive Plan covers a broad area immediately west of Milwaukee s downtown.

More information

Existing Neighborhoods

Existing Neighborhoods VI Existing Neighborhoods 6-1 Introduction This chapter addresses issues related to existing single family neighborhoods. Information on code enforcement efforts, the age of housing units and property

More information

EAST HARLEM Neighborhood Snapshot MN CD11. DRAFT(v9) August 24, 2015

EAST HARLEM Neighborhood Snapshot MN CD11. DRAFT(v9) August 24, 2015 Neighborhood Snapshot MN CD11 DRAFT(v9) August 24, 2015 Neighborhood Snapshot Summary What is considered East Harlem? East Harlem in this snapshot is defined as the area within the borders of Manhattan

More information

2010 Census Report: South Bend-St. Joseph County Community Overview

2010 Census Report: South Bend-St. Joseph County Community Overview 2010 Census Report: South Bend-St. Joseph County Community Overview Prepared by City of South Bend Department of Community & Economic Development Division of Community Development April 2011 Summary The

More information

University of Missouri-St. Louis North Station

University of Missouri-St. Louis North Station University of Missouri-St. Louis North Station This station profile describes existing conditions around the UMSL North MetroLink Station. This is one of a set of profiles for each of the MetroLink System

More information

Policy Analysis Report

Policy Analysis Report CITY AND COUNTY OF SAN FRANCISCO BOARD OF SUPERVISORS BUDGET AND LEGISLATIVE ANALYST 1390 Market Street, Suite 1150, San Francisco, CA 94102 (415) 552-9292 FAX (415) 252-0461 Policy Analysis Report To:

More information

2014 HOUSING ELEMENT ADOPTED APRIL

2014 HOUSING ELEMENT ADOPTED APRIL 2014 HOUSING ELEMENT APRIL 2015 ADOPTED APRIL 27, 2015 Cover photo courtesy of Flickr http://www.flickr.com/photos/bookrep/2776433902 Preface The Housing Element is a major part of San Francisco s General

More information

C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S. Pueblo, Colorado. Summary. Economy

C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S. Pueblo, Colorado. Summary. Economy C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S Pueblo, Colorado U.S. Department of Housing and Urban Development Office of Policy Development and Research As of May 1, 26 Summary Housing

More information

City of Stockton Housing Element. Background Report

City of Stockton Housing Element. Background Report City of Stockton Housing Element Background Report Adopted May 18, 2010 This page is intentionally left blank. CITY OF STOCKTON HOUSING ELEMENT BACKGROUND REPORT Adopted May 18, 2010 This page is intentionally

More information

Analysis of the Ventura, California Housing Market

Analysis of the Ventura, California Housing Market COMPREHENSIVE MARKET ANALYSIS REPORTS Policy Development & Research Analysis of the Ventura, California Housing Market As of September 1, 2004 ECONOMIC RESEARCH U.S. Department of Housing and Urban Development

More information

Real Estate Trends. in the Sacramento Region. Key Points

Real Estate Trends. in the Sacramento Region. Key Points Real Estate Trends The opening of Golden 1 Center in the fall of 2016 will certainly be one of the most significant events in recent Sacramento history. Golden 1 Center Downtown Sacramento photo credit:

More information

CITY OF YUCAIPA GENERAL PLAN HOUSING ELEMENT

CITY OF YUCAIPA GENERAL PLAN HOUSING ELEMENT CITY OF YUCAIPA GENERAL PLAN HOUSING ELEMENT 2014 2021 City of Yucaipa General Plan Housing Element 2014 2021 March 21, 2013 Contents 1. Introduction...1 A. Background...1 B. Related Plans...2 C. Public

More information

CITY OF SEA ISLE CITY MASTER PLAN HOUSING ELEMENT AND FAIR SHARE PLAN

CITY OF SEA ISLE CITY MASTER PLAN HOUSING ELEMENT AND FAIR SHARE PLAN CITY OF SEA ISLE CITY MASTER PLAN HOUSING ELEMENT AND FAIR SHARE PLAN December 2008 Prepared by TABLE OF CONTENTS INTRODUCTION AND BACKGROUND...3 1. Introduction...3 2. Existing Housing Conditions...3

More information

January 1, 2015 thru March 31, 2015 Performance Report

January 1, 2015 thru March 31, 2015 Performance Report Grantee: Grant: Contra Costa County, CA B-11-UN-06-0002 January 1, 2015 thru March 31, 2015 Performance Report 1 Grant Number: B-11-UN-06-0002 Grantee Name: Contra Costa County, CA Grant Award Amount:

More information

INDUSTRIAL QUICK STATS SUMMARY & OUTLOOK MARKET TRENDS VACANCY & NET ABSORPTION ECONOMIC STATS

INDUSTRIAL QUICK STATS SUMMARY & OUTLOOK MARKET TRENDS VACANCY & NET ABSORPTION ECONOMIC STATS ORANGE COUNTY INDUSTRIAL SECOND QUARTER 216 QUICK STATS Direct Vacancy 2.6% Overall Vacancy 2.7% Lease Rate NNN $.82 Gross Absorption Under Construction MARKET TRENDS Current Quarter 3,969,645 SF 41,668

More information

Neighborhoods & Housing

Neighborhoods & Housing Chapter 6 Neighborhoods & Housing Introduction A major goal of this plan is to improve the livability of the City s neighborhoods. For existing neighborhoods, this may be achieved through conservation,

More information

1101 E Pike Street Suite 300 Seattle WA 98122 Phone. 206 235 6925 Fax. 206 260 2412 Contact.

1101 E Pike Street Suite 300 Seattle WA 98122 Phone. 206 235 6925 Fax. 206 260 2412 Contact. 1101 E Pike Street Suite 300 Seattle WA 98122 Phone. 206 235 6925 Fax. 206 260 2412 Contact. info@infinitired.com Trails + Nature Amenity Townhomes Plaza Condos Retail LAND OFFERING Opportunity to Develop

More information

HUD PD&R Housing Market Profiles

HUD PD&R Housing Market Profiles Dayton, Ohio Quick Facts About Dayton By Felipe Chacon Current sales market conditions: soft. Current rental market conditions: soft. Current apartment market conditions: slightly soft. Tech Town, a 40-acre

More information

The Bay Area in 2040

The Bay Area in 2040 Chapter 2 The Bay Area in 2040 The Association of Bay Area Governments (ABAG) and the Metropolitan Transportation Commission (MTC) track and forecast the region s demographics and economic trends to inform

More information

BRANDERS BRIDGE - LAND FOR SALE OR LEASE

BRANDERS BRIDGE - LAND FOR SALE OR LEASE BRANDERS BRIDGE - LAND FOR SALE OR LEASE CHESTER, VA 23831 FEATURES 20+/- acres available for sale or lease Excellent frontage on Ironbridge Road (Rt. 10) Located at the signalized intersection of Route

More information

CHAPTER 19 DATA SOURCES FOR REAL ESTATE MARKET ANALYSIS

CHAPTER 19 DATA SOURCES FOR REAL ESTATE MARKET ANALYSIS CHAPTER 19 DATA SOURCES FOR REAL ESTATE MARKET ANALYSIS INTRODUCTION SOURCES FOR REAL ESTATE MARKET DATA SOURCES FOR ECONOMIC AND DEMOGRAPHIC DATA INTRODUCTION Below we provide a partial list of sources

More information

ES 05 Executive Summary 24 CFR 91.200(c), 91.220(b)

ES 05 Executive Summary 24 CFR 91.200(c), 91.220(b) ES 05 Executive Summary 24 CFR 91.200(c), 91.220(b) Incorporated in 1868, Redwood City is a growing and diversifying jobs center and residential community with many assets, including diverse geography,

More information

Housing Markets in Six Metropolitan Areas and their Main Central Cities

Housing Markets in Six Metropolitan Areas and their Main Central Cities Housing Markets in Six Metropolitan Areas and their Main Central Cities Rolf Pendall Director, Metropolitan Housing and Communities Policy Center, The Urban Institute Housing issues and opportunities at

More information

PUBLIC DISCLOSURE. May 29, 2012 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. Midland FS&LA Charter Number 704475

PUBLIC DISCLOSURE. May 29, 2012 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. Midland FS&LA Charter Number 704475 SMALL BANK Comptroller of the Currency Administrator of National Banks Washington, DC 20219 PUBLIC DISCLOSURE May 29, 2012 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION Midland FS&LA Charter Number

More information

Technical Report 1: Regional Demographic Profile

Technical Report 1: Regional Demographic Profile Technical Report 1: Regional Demographic Profile Compiled by the Piedmont Triad Regional Council January, 2013 Triad Tomorrow Figure 1. Piedmont Triad Region CONTEXT The Piedmont Triad region consists

More information

TABLE OF CONTENTS. Executive Summary 1-3. Introduction 4-6. Illustrative Site Plan 7. East-West Streets 8. Cooper Street 9-10. Market Street 11-14

TABLE OF CONTENTS. Executive Summary 1-3. Introduction 4-6. Illustrative Site Plan 7. East-West Streets 8. Cooper Street 9-10. Market Street 11-14 TABLE OF CONTENTS Executive Summary 1-3 Introduction 4-6 Illustrative Site Plan 7 East-West Streets 8 Cooper Street 9-10 Market Street 11-14 Federal Street 15-16 MLK Boulevard 17-20 North-South Streets

More information

PUBLIC DISCLOSURE. March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. First National Bank of Michigan Charter Number 24637

PUBLIC DISCLOSURE. March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION. First National Bank of Michigan Charter Number 24637 O SMALL BANK Comptroller of the Currency Administrator of National Banks Washington, DC 20219 PUBLIC DISCLOSURE March 02, 2009 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION First National Bank of Michigan

More information

Economic Impact and Development Analysis. Proposed Sports Entertainment District

Economic Impact and Development Analysis. Proposed Sports Entertainment District THE LONDON GROUP Economic Impact and Development Analysis Proposed Sports Entertainment District Prepared For: The City of Escondido November 2010 The London Group 2010 Report Prepared by: Gary H. London,

More information

A Snapshot of Affordable Housing Need in Naperville

A Snapshot of Affordable Housing Need in Naperville A Snapshot of Housing Need in Produced by: Business Professional People for the Public Interest (BPI) 25 East Washington, Suite 1515 Chicago, IL 60602 (312) 641-5570 December 2006 A Shifting Economy; A

More information

Executive Summary Community Profiles

Executive Summary Community Profiles Executive Summary Community Profiles The Community Profiles focus on four study areas in Waco and compare the demographics in those study areas to the overall city. The study areas are North Waco area,

More information

CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT

CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT CITY COUNCIL / PLANNING COMMISSION JOINT STUDY SESSION AGENDA REPORT MEETING DATE: SEPTEMBER 8, 2015 ITEM NUMBER: 1 SUBJECT: PROPOSED GENERAL PLAN LAND USE ALTERNATIVE FOR THE YEAR 2015-2025 GENERAL PLAN

More information

Demographic Characteristics (Tables 1-4)

Demographic Characteristics (Tables 1-4) Jupiter TOD Market Overview Jupiter, FL ERA Real Estate & Economic Advisors Washington, D.C. Why a Market Overview? Understand current market conditions and impacts on near-term redevelopment opportunities

More information

DELAWARE OVERVIEW SAN MATEO CA

DELAWARE OVERVIEW SAN MATEO CA OVERVIEW Delaware is a 60 unit, transit-oriented apartment community for moderate-income households located in, California. The property features a mix of contemporary 2 bedroom units and is located within

More information

PLANNING AND ZONING BOARD

PLANNING AND ZONING BOARD PLANNING AND ZONING BOARD CITY OF DELRAY BEACH --- STAFF REPORT --- MEETING DATE: October 15, 2012 AGENDA ITEM: V. A. ITEM: Maison Delray - A final subdivision plat consisting of a replat of 6 single-family

More information

Bethlehem, Pennsylvania 2010 U.S. Census Information. City of Bethlehem, Pennsylvania Bureau of Planning and Zoning

Bethlehem, Pennsylvania 2010 U.S. Census Information. City of Bethlehem, Pennsylvania Bureau of Planning and Zoning Bethlehem, Pennsylvania 2010 U.S. Census Information City of Bethlehem, Pennsylvania Bureau of Planning and Zoning Table of Contents Introduction 3 Map 4 Population Characteristics 5 Race and Ethnicity

More information

COMPREHENSIVE PLAN HOUSING ELEMENT

COMPREHENSIVE PLAN HOUSING ELEMENT COMPREHENSIVE PLAN HOUSING ELEMENT Policy Document CHAPTER 3: HOUSING ELEMENT TABLE OF CONTENTS Chapter 3: HOUSING ELEMENT... 1 INTRODUCTION... 2 GOALS, OBJECTIVES AND POLICIES... 3 Goal: Housing... 3

More information

AGENDA REPORT. Members of the Planning Commission Terri C. Schaeffer, Housing Program Coordinator/Code Compliance Officer

AGENDA REPORT. Members of the Planning Commission Terri C. Schaeffer, Housing Program Coordinator/Code Compliance Officer CITY OF PACIFIC GROVE 300 Forest Avenue, Pacific Grove, California 93950 AGENDA REPORT TO: FROM: MEETING DATE: November 5, 2015 SUBJECT: CEQA: RECOMMENDATION Receive the Housing Monitoring Report Members

More information

Public Disclosure. Community Reinvestment Act Performance Evaluation

Public Disclosure. Community Reinvestment Act Performance Evaluation Comptroller of the Currency Administrator of National Banks SMALL BANK Public Disclosure January 4, 1999 Community Reinvestment Act Performance Evaluation FIRST INTERSTATE BANK OF ALASKA, N.A. Charter

More information

Evaluating the Effects of Projected Job Growth on Housing Demand

Evaluating the Effects of Projected Job Growth on Housing Demand Evaluating the Effects of Projected Job Growth on Housing Demand The Association of Bay Area Governments (ABAG) Jobs Housing Connection Draft Land Use Scenario (Draft Scenario) projects that 1.1 million

More information

Date 1/2/2014. Prepared for. Virginia Land Investments 10001 Patterson Ave., Suite 200 Richmond, VA 23238. Cleveland, Ohio. Richmond, Virginia

Date 1/2/2014. Prepared for. Virginia Land Investments 10001 Patterson Ave., Suite 200 Richmond, VA 23238. Cleveland, Ohio. Richmond, Virginia Date 1/2/2014 The Economic and Fiscal Impact of Carmel Church Station on Virginia The completed Carmel Church Station development is expected to support 20,670 jobs and $3.3 billion in annual economic

More information

City of Tampa Zoning Districts

City of Tampa Zoning Districts City of Tampa Zoning Districts The city is divided by chapter 2 into zoning districts, the boundaries and designations of which are shown in a series of maps, covering in combination the entire land and

More information

IV. Market Analysis. A. Executive Summary. The Economy. The Site

IV. Market Analysis. A. Executive Summary. The Economy. The Site IV. Market Analysis A. Executive Summary The Economy The St. Louis metropolitan area population has grown at the moderate annual rate of 4.4% over the last eight years while employment (the best measure

More information

Shaping Our Future. A Comprehensive Plan for Montgomery County

Shaping Our Future. A Comprehensive Plan for Montgomery County Shaping Our Future A Comprehensive Plan for Montgomery County Shaping Our Future A Comprehensive Plan for Montgomery County The plan consists of eight elements: Vision Plan Transportation Plan Economic

More information

2011 Contra Costa County. Redevelopment Affordable Housing Rents & Costs

2011 Contra Costa County. Redevelopment Affordable Housing Rents & Costs 2011 Contra Costa County Redevelopment Affordable Housing Rents & Costs Sacramento 400 Capitol Mall, 27 th Floor Sacramento, CA 95814 T: 916.321.4500 Bakersfield 5080 California Avenue, Suite 250 Bakersfield,

More information

Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone

Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone Vancouver s Housing and Homelessness Strategy 2012-2021 A home for everyone A home for everyone Vancouver s Housing and Homelessness Strategy 2012-2021 Prepared by Context Ltd. June 2011 ACKNOWLEDGEMENTS:

More information

Greater Richmond Regional Housing Trends: Changing Demographics and Housing Needs

Greater Richmond Regional Housing Trends: Changing Demographics and Housing Needs Greater Richmond Regional Housing Trends: Changing Demographics and Housing Needs Henrico County Planning Commission April 15, 2010 Virginia Housing Development Authority VHDA has identified six major

More information

HUD PD&R Housing Market Profiles

HUD PD&R Housing Market Profiles Sacramento--Arden-Arcade--Roseville, California Quick Facts About Sacramento-Arden-Arcade--Roseville By Elaine Ng Current sales market conditions: slightly soft but improving. Current apartment market

More information

Mid-Coast Corridor Transit Project San Diego, California New Starts Project Development (Rating Assigned November 2014)

Mid-Coast Corridor Transit Project San Diego, California New Starts Project Development (Rating Assigned November 2014) Mid-Coast Corridor Transit Project San Diego, California New Starts Project Development (Rating Assigned November 2014) Summary Description Proposed Project: Light Rail Transit 10.9 Miles, 9 Stations Total

More information

C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S. Dallas, Texas. Summary. Economy. Sales Market

C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S. Dallas, Texas. Summary. Economy. Sales Market C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S Dallas, Texas U.S. Department of Housing and Urban Development Office of Policy Development and Research As of April 1, 26 Summary Housing

More information

Colorado Springs, Colorado

Colorado Springs, Colorado C O M P R E H E N S I V E H O U S I N G M A R K E T A N A L Y S I S Colorado Springs, Colorado U.S. Department of Housing and Urban Development Office of Policy Development and Research As of August 1,

More information

Analyst HEALTH AND HEALTH CARE IN SAN JOAQUIN COUNTY REGIONAL

Analyst HEALTH AND HEALTH CARE IN SAN JOAQUIN COUNTY REGIONAL SPRING 2016 HEALTH AND HEALTH CARE IN SAN JOAQUIN COUNTY San Joaquin County Health Care s Rapid Growth Creates Critical Shortages in Key Occupations. Health care has been changing rapidly in the United

More information

2006 Denver Housing Market Analysis

2006 Denver Housing Market Analysis 2006 Denver Housing Market Analysis Final Report October 23, 2006 2006 Denver Housing Market Analysis Prepared for Denver Housing Plan Task Force City and County of Denver Enterprise Community Partners

More information

Abilene, Texas. Summary. Housing Market Area. Market Details. Economy. Rental Market. Sales Market

Abilene, Texas. Summary. Housing Market Area. Market Details. Economy. Rental Market. Sales Market COMPREHENSIVE HOUSING MARKET ANALYSIS Abilene, Texas U.S. Department of Housing and Urban Development Office of Policy Development and Research As of July 1, 28 Summary Housing Market Area Stonewall Runnels

More information

Advancing Equitable Transit Oriented Development The Great Communities Collaborative and the Bay Area TOAH Fund

Advancing Equitable Transit Oriented Development The Great Communities Collaborative and the Bay Area TOAH Fund Image credit: http://www.flickr.com/photos/dougtone/7364034688 CASE STUDY: SAN FRANCISCO BAY AREA, CA Photo caption and credit Advancing Equitable Transit Oriented Development The Great Communities Collaborative

More information

Residential Market. Downtown Houston

Residential Market. Downtown Houston Downtown Houston The Houston Market Houston s residential market represents one of the best values in the United States. The city ranks third in the 2010 Forbes list of best housing markets, and second

More information

SELECTED DEMOGRAPHIC AND ECONOMIC DATA FOR PRINCE GEORGE S COUNTY, MARYLAND

SELECTED DEMOGRAPHIC AND ECONOMIC DATA FOR PRINCE GEORGE S COUNTY, MARYLAND 1 SELECTED DEMOGRAPHIC AND ECONOMIC DATA FOR PRINCE GEORGE S COUNTY, MARYLAND Prepared by The Maryland-National Capital Park and Planning Commission, Research Section Population: Characteristics Race Black/African

More information

www.cherryhill-nj.com

www.cherryhill-nj.com housing plan 2011 i www.cherryhill-nj.com ii EXISTING CONDITIONS......1 Housing 2 Units Affordable To Low & Moderate Income Households 4 Characteristics Of Housing Stock 7 Projected Housing Stock 10 Demographics

More information

The goal is to transform data into information, and information into insight. Carly Fiorina

The goal is to transform data into information, and information into insight. Carly Fiorina DEMOGRAPHICS & DATA The goal is to transform data into information, and information into insight. Carly Fiorina 11 MILWAUKEE CITYWIDE POLICY PLAN This chapter presents data and trends in the city s population

More information

GENERAL INFORMATION. INSTITUTION'S CRA RATING: This institution is rated ASatisfactory@.

GENERAL INFORMATION. INSTITUTION'S CRA RATING: This institution is rated ASatisfactory@. GENERAL INFORMATION The Community Reinvestment Act (CRA) requires each federal financial supervisory agency to use its authority when examining financial institutions subject to its supervision, to assess

More information

July 1, 2015 thru September 30, 2015 Performance Report

July 1, 2015 thru September 30, 2015 Performance Report Grantee: Grant: Boynton Beach FL B-11-MN-12-0002 July 1 2015 thru September 30 2015 Performance Report 1 Grant Number: B-11-MN-12-0002 Grantee Name: Boynton Beach FL Grant Award Amount: $1168808.00 LOCCS

More information

A Review of Rental Housing with Tax Credits

A Review of Rental Housing with Tax Credits A Review of Rental Housing with Tax Credits A Review of Rental Housing with Tax Credits Contents Summer 2013 Contents Minnesota Housing Planning, Research & Evaluation CONTENTS Page Summary 1 Introduction

More information

Chapter 2: Changes in Population, Employment and Travel in Virginia

Chapter 2: Changes in Population, Employment and Travel in Virginia Analysis of anticipated changes in employment, population and other characteristics provide a clear picture of where we are and where we are heading as a Commonwealth. These socioeconomic factors have

More information

City of Phoenix Housing Needs Analysis

City of Phoenix Housing Needs Analysis City of Phoenix Housing Needs Analysis March 2016 Prepared for: City of Phoenix DRAFT REPORT KOIN Center 222 SW Columbia Street Suite 1600 Portland, OR 97201 503.222.6060 This page intentionally blank

More information

ROME RENTAL HOUSING MARKET SUMMARY REPORT Rome, NY. February 2014. Prepared for. City of Rome. Department of Community Development

ROME RENTAL HOUSING MARKET SUMMARY REPORT Rome, NY. February 2014. Prepared for. City of Rome. Department of Community Development ROME RENTAL HOUSING MARKET SUMMARY REPORT Rome, NY February 2014 Prepared for City of Rome Department of Community Development Prepared By Asterhill Incorporated PO Box 315 Mumford, NY 14511 585-861-3442

More information

T DEMAND A. Market Study Final Draft February 13, 2014. Prepared by: bae urban economics

T DEMAND A. Market Study Final Draft February 13, 2014. Prepared by: bae urban economics T DEMAND A Market Study Final Draft February 13, 2014 Prepared by: bae urban economics Table of Contents EXECUTIVE SUMMARY...1 INTRODUCTION...11 General Plan Amendment Major Mixed-use Corridors... 11 Implications

More information

PUBLIC DISCLOSURE COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION

PUBLIC DISCLOSURE COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION PUBLIC DISCLOSURE January 07, 2014 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION Lake Federal, FSB Charter Number 706128 7048 Kennedy Ave Hammond, IN 46323-2212 Office of the Comptroller of the Currency

More information

Multifamily Housing in the Washington, DC Region: Demand and Supply Trends

Multifamily Housing in the Washington, DC Region: Demand and Supply Trends Multifamily Housing in the Washington, DC Region: Demand and Supply Trends By: Kathryn Howell, PhD 2013 Kettler Scholar George Mason University School of Public Policy Center for Regional Analysis Arlington,

More information

Women in the Workforce

Women in the Workforce Women in the Workforce Subject Definitions Employed Employed includes all civilians 16 years old and over who were either (1) at work during the reference week; or (2) those who did not work during the

More information

CHAPTER ONE: DEMOGRAPHIC ELEMENT

CHAPTER ONE: DEMOGRAPHIC ELEMENT CHAPTER ONE: DEMOGRAPHIC ELEMENT INTRODUCTION One of the basic elements of this comprehensive plan is an analysis of the City of Beaufort s (the City) current and projected demographic makeup. The purpose

More information

manhattan 1,585, $68, % 11.8% 94.2% 90.4% 26.9% 78 THE FURMAN CENTER FOR REAL ESTATE & URBAN POLICY

manhattan 1,585, $68, % 11.8% 94.2% 90.4% 26.9% 78 THE FURMAN CENTER FOR REAL ESTATE & URBAN POLICY manhattan 9 Rank ( ) Density (, persons per square mile) ( ),585,873 69.5 $68,76 8.2 3 Public and Subsidized Rental Units (% of rental units) 2.5% 2 Residential Units within /2 Mile of a Subway/Rail Entrance

More information

City of Scotts Valley Affordable Housing Action Plan Brochure. (updated April 15, 2015) Please Note:

City of Scotts Valley Affordable Housing Action Plan Brochure. (updated April 15, 2015) Please Note: CITY OF SCOTTS VALLEY PLANNING DEPARTM ENT One Civic Center Drive Scotts Valley California 95066 Phone (831) 440-5630 Facsimile (831) 438-2793 www.scottsvalley.org City of Scotts Valley Affordable Housing

More information

LAND USE ELEMENT. The forwarddallas! citizen survey results show:

LAND USE ELEMENT. The forwarddallas! citizen survey results show: LAND USE ELEMENT Map II-1.1 Downtown Dallas This Downtown Dallas rendering shows current building footprints with the Vision illustration draped over. The color pink indicates areas envisioned as part

More information

PUBLIC DISCLOSURE COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION

PUBLIC DISCLOSURE COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION PUBLIC DISCLOSURE February 22, 2010 COMMUNITY REINVESTMENT ACT PERFORMANCE EVALUATION Community Bank of Bergen County RSSD No. 275509 18 Railroad Avenue Rochelle Park, New Jersey 07662 FEDERAL RESERVE

More information

Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m.

Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m. Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m. Meeting Agenda 1. Background Information 2. Policy Framework 3. Plan Development Process 4. Public Input Results 5. Vision Statement 6. Group

More information

Broadhectare study 2013 profile

Broadhectare study 2013 profile Broadhectare study 2013 profile Brisbane City Introduction The preliminary estimated resident population of Brisbane City (hereafter referred to as Brisbane) ) at 30 June 2012 was 1,110,500 persons (Source:

More information